PRESENTER: Presenter
Christopher J. Looney, AICP, Planning and Development Services Director
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SUBJECT: Title
Approval of the second and final reading of an ordinance to rezone 0.44 of an acre out of Abstract 608 of the J. Thompson Survey 21, from C-1B (General Business District) to M-1A (Light Industrial District), currently addressed at 1671 McQueeney Road.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 6
BACKGROUND INFORMATION:
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Case No: |
PZ23-0301 |
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Applicant: |
Ariana Newlin |
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691 S Seguin Ave |
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New Braunfels, TX 78130 |
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(352) 497-4857 | ariana.alamoasbuilts@gmail.com |
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Owner: |
David Humphrey |
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636 Winding View |
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New Braunfels, TX 78130 |
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(830) 216-3318 | HCWSNewBraunfels@gmail.com |
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Staff Contact: |
Amanda Mushinski |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The City Council held a public hearing on September 25, 2023, and unanimously approved the first reading of the applicant’s requested rezoning ordinance (7-0-0).
The subject property is 0.44 of an acre on the southeast corner of Trade Center Drive and McQueeney Road, both of which are existing Minor Collectors. It is also one block southeast of the intersection of IH 35 Access Road and McQueeney Road. The applicant is requesting a change in zoning from C-1B (General Business District) to M-1A (Light Industrial District).
Surrounding Zoning and Land Use:
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Across Trade Center Dr: B-1 and C-3 |
Duplexes and Auto Repair |
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South |
B-1 |
Drainage and Manufactured Homes |
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East |
C-3 |
Storage Facility |
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West |
Across McQueeney Rd: C-3 |
Commercial Properties |
ISSUE:
The applicant’s submittal indicates the purpose of the change in zoning is to allow for warehouse and office spaces.
M-1A (Light Industrial District) would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.8: Concentrate future investment in industrial and employment centers near existing and emerging hubs, such as the airport; and along existing high-capacity transportation networks, such as Interstate Highway 35.
• Action 3.1: Plan for healthy jobs/housing balance.
Future Land Use Plan: The subject property is located within the Oak Creek Sub Area, near existing Civic, Employment, and Market Centers, and a proposed Market Center.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
The surrounding uses and those along the Trade Center Drive corridor are intense and include auto dealers, self-service storage, a sign contractor, and a meat market. Due to the character of these surrounding uses, and the fact that the adjacent residential is separated from the site by the North Tributary which acts as a natural buffer, staff recommends approval.
The Planning Commission held a public hearing on September 6, 2023, and unanimously recommended approval (8-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to 13 owners of property within 200 feet of the request. To date, the city has received responses representing 1% in opposition.
Resource Links:
• Chapter 144, Sec. 3.4-13 (C-1B) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>
• Chapter 144, Sec. 3.4-18 (M-1A) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>